* Conversion factor from internal floor area to gross floor area is 1.3333. Cheung Sha Wan “OU(B)” Area 1 (Site B6) Cheung Sha Wan Area (Plan B6) : “OU(B)” Zone (in ha) (about) 2009 2014 Difference ^ 17.54 17.51 -0.03 # No. of Private Industrial Buildings : 2009 2014 Difference ^ Occupied 102 100 -2 Wholly vacant - - - Under renovation - - - Tot al 102 100 -2 Other Building(s)/Site(s) : 2009 2014 Difference ^ Private Commercial/Office 6 8 +2 Residential 5 5 - Religious institution 1 1 - Electricity sub-station 1 - -1 Work-in-progress 4 3 -1 Government Sitting out area 1 1 - Refuse collection point 1 1 - Temporary works area (Drainage Services Department (DSD)) 1 1 - Temporary godown/ warehouse 1 1 - ^ Survey undertaken in January 2014. # Involving a site of electricity sub-station at the junction of Castle Peak Road/Tai Nam West Street rezoned to “G/IC” in September 2010. Details of Private Industrial Buildings Total No. of Private Industrial Buildings : 100 Total No. of Units Involved : 5,705 Total GFA* Involved (about) : 1,563,609m 2 No. of Sample Units Surveyed : 3,647 (63.9%) Total GFA * Involved (about) : 1,170,646m 2 (74.9%) No. of Buildings Occupied Wholly vacant Under renovation Tot al No. of Storeys 1 - 7 storeys 4 - - 4 8 - 19 storeys 74 - - 74 20 storeys or above 22 - - 22
Transcript
* Conversion factor from internal floor area to gross floor area is 1.3333. Cheung Sha Wan “OU(B)” Area 1
* Conversion factor from internal floor area to gross floor area is 1.3333. Cheung Sha Wan “OU(B)” Area 2
Land Ownership (as at end June 2014) Single 18 - - 18 Multiple 82 - - 82 Building Age (as at end March 2014) < 15 years 3 - - 3 15 – 29 years 33 - - 33 30 years or above 64 - - 64 Building Condition Good 17 - - 17 Fair 72 - - 72 Poor 11 - - 11
Surrounding Land Uses : Residential and commercial developments, government, institution and
community uses (including cooked food centre, school and hospital), open spaces, petrol filling stations and trunk roads (including Ching Cheung Road and Tsing Sha Highway).
Vacancy Rate (based on GFA*) PlanD’s Area Assessments
“OU(B)” Zone 2009 Area Assessments Survey in 2013-14 Territorial 8.4% 6.0% Kowloon 9.1% 6.4% Cheung Sha Wan 6.5% 4.1%#
# Survey undertaken in January 2014. Derived from R&VD’s Raw Data
* Conversion factor from internal floor area to gross floor area is 1.3333. Cheung Sha Wan “OU(B)” Area 3
Subdivision of Units Types of Units Units GFA*
No. % m % 2 Non-subdivided Units 5,314 93.1 1,360,354 87.0 Subdivided Units 391 # 6.9 203,255 13.0 Total 5,705 1,563,609
# Among the 391 subdivided units, 325 units (about 83.1%) were divided into two to five subunits each, involving a total GFA of about 156,369m2 (about 76.9%). 41 units (about 10.5%) were divided into six to ten subunits each, involving a total GFA of about 24,319m2 (about 12.0%). 12 units (about 3.1%) were divided into 11 to 15 subunits each, involving a total GFA of about 10,956m2 (about 5.4%). Seven units (about 1.8%) were divided into 16 to 20 subunits each, involving a total GFA of about 7,388m2 (about 3.6%). Five units (about 1.3%) were divided into 21 to 25 subunits each, involving a total GFA of about 3,347m2 (about 1.7%). The remaining one unit (about 0.3%) was divided into 26 subunits, involving a total GFA of about 876m2
^ Survey undertaken in January 2014. # The other uses identified in the 2014 survey were mainly showroom, shop and services, eating place,
research and development or testing centre and religious institutions, taking up about 2.7%, 2.6%, 1.0%, 1.0% and 0.6% of the GFA respectively. Domestic use and training centre or educational institutions also take up about 0.4% of the GFA each.
Comparison of Industrial Buildings in Nearby “OU(B)”, “R(A)” and “CDA” Areas
# The largest manufacturing business is manufacturing of wearing apparel (in terms of both number of units and GFA) (based on the Hong Kong Standard Industrial Classification Version 2.0 adopted by the Census and Statistics Department).
^ The largest non-manufacturing business is import/export, wholesale and retail trades (in terms of both number of units and GFA) (based on the Hong Kong Standard Industrial Classification Version 2.0 adopted by the Census and Statistics Department).
Area Assessment
The area (about 17.5 ha) involves 100 private industrial buildings and eight commercial/office developments. The area is a vibrant industrial/business district. Adjacent to the “OU(B)” area is a commercial/office development under “Commercial(4)” zone at Cheung Sha Wan Road. When compared with the 2009 Area Assessments, the total industrial GFA in the area has only slightly decreased from about 1.59 million m2 to about 1.56 million m2
due to the demolition of four industrial buildings but completion of two new industrial buildings. In terms of height, 74 buildings have 8-19 storeys, 22 have 20 storeys or above, and the remaining four have 1-7 storeys. In terms of condition, 72 buildings are in fair condition, 17 are in good condition and the remaining 11 are in poor condition. In terms of age, 64 buildings are 30 years and above, 33 are 15-29 years and the remaining three are only 3-5 years. In terms of ownership, 82 buildings are under multiple ownership, while the remaining 18 are under single ownership.
The updated overall vacancy rate is 4.1%, which is lower than the 6.5% identified in 2009. Such vacancy is also relatively lower than the territorial figure of 6.0% for all “OU(B)” areas and the average of 6.4% for the six areas in Kowloon. About 6.9% of the units are divided into subunits, occupying about 13.0% of the GFA. In terms of usage, Office is still the largest user, occupying about 47.5% of the GFA which is slightly lower than the 50.5% in 2009. Warehouse/Storage is still the second largest user, taking up about 13.3% of the GFA which is much lower than the 20.0% in 2009. The GFA for “Other Uses” has been more than doubled from about 4.4% in 2009 to about 10.0% in 2014. The major types of uses include showroom, shop and services, eating place and research and development/testing centre, all of which constitute about 7.3% of the GFA. Manufacturing/Workshop is the fourth largest user, occupying about 4.7% of the GFA which is slightly higher than the 3.7% in 2009. If taking into account the 100 industrial buildings in the subject “OU(B)” area and the total of 11 industrial buildings in the nearby Cheung Sha Wan/Lai Chi Kok “R(A)” area, Cheung Sha Wan “R(E)” area and Cheung Sha Wan/Lai Chi Kok “CDA” area together, the overall vacancy is about 4.4%. Office is still the largest user, occupying about 42.1% of the GFA.
* Conversion factor from internal floor area to gross floor area is 1.3333. Cheung Sha Wan “OU(B)” Area 5
The second largest user is still Warehouse/Storage, occupying about 20.7% of the GFA. The third largest user is “Other Uses” accounting for about 9.0% of the GFA. Manufacturing/Workshop only takes up about 4.2% of the GFA. In terms of employment, about 31,081 workers are estimated to be engaged in the occupied units of the industrial buildings in the area, including about 6,833 workers (22.0%) in the manufacturing business and about 24,248 workers (78.0%) in the non-manufacturing business. The overall figure accounts for about 17.7% of the total of 175,980 persons engaged (other than those in the civil service) in various business/industries in the Sham Shui Po District identified by C&SD in June 2014. Since the completion of the 2009 Area Assessments, the following new development/redevelopment/wholesale conversion projects have been identified in the area (Plan B6):
(a) completion of two new commercial/office developments at 483A Castle Peak Road
and 10 Cheung Yue Street with the latter redeveloped from a 32 years old industrial building found in 2009 Area Assessments;
(b) completion of two new industrial buildings at 932 Cheung Sha Wan Road and 77 Wing Hong Street;
(c) two sites at 17 Cheung Shun Street and 59-63 Wing Hong Street/92 King Lam Street under works in progress for a new commercial/office development (with the former having approval and lease modification executed for redevelopment of previous industrial building under revitalisation measures);
(d) one site at 680 Castle Peak Road under works in progress for a new industrial development;
(e) building plan approvals for redevelopment of two existing industrial buildings at 495 Castle Peak Road and 9 Cheung Yee Street into a new industrial building and a new commercial development respectively;
(f) planning approvals obtained for redevelopment of existing industrial buildings at 838 Lai Chi Kok Road, 7 Wing Hong Street and 609 Tai Nan West Street for hotel use; and
(g) four sites with approvals for wholesale conversion of the existing industrial buildings at 788 and 924-926 Cheung Sha Wan Road, 15 Cheung Shun Street and 9 Cheung Yee Street for commercial/office uses under revitalisation measures with related special waiver executed.
Given the above, in particular the signs of transformation in the area as shown in the above new development/redevelopment/wholesale conversion projects, the low and decreasing vacancy rate of the existing industrial buildings, and their relatively high and stable percentage of GFA for non-industrial use (about 57.5% for Office and “Other Uses” in total as compared with 54.9% in 2009), it is considered that the area should be retained as “OU(B)” to continue facilitating the land use restructuring.
Recommendation
To retain the area as “OU(B)”.
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Land Use Plan
SCALE 1 : 5 000
Plan No.
Date :
PLANNING DEPARTMENT
M/HOLS/15/27
Record of Application as at 31.3.2014
* Plan B6
Cheung Sha Wan
Industrial (Flatted Factories)
Temporary Use/Structure
Open Space
Land Use Pattern
Storage
OZP Nos. S/K5/35, S/K16/16, S/K20/30 and S/KC/28
*
* *
*
Boundary of " OU(B) " Zone
(See
Plan D5)
(See
Plan E2)
(See
Plan D5)
(See
Plan C5)
(See
Plan C5)
(See
Plan C5)
Commercial/Office
(note : the classification of occupied building is based on R&V Dept. data only)
Source : R&V Dept. and PlanD’s Survey (as as 1.2014)
Special Wavier Executed for Wholesale Conversion and
Redevelopment with Lease Modification Executed (as at 4.2014)
Proposed Developments with Building Plans Approved (as at 4.2014)
*
*
**
Industrial Buildings within " R(A) ",
" R(E) " and " CDA " Zones
21.7.2015
A/K5/540 (24.10.03)
for Hotel
for Hotel
A/K5/526 (7.11.03)
for Hotel
for Hotel
A/K5/530 (29.8.03)
A/K5/580 (15.12.04)
for Hotel
A/K5/541 (27.2.04)
for Hotel
A/K5/705 (17.6.11)
for Hotel
A/K5/661 (5.12.08)
for Hotel
A/K5/517 (7.2.03)
A/K5/527 (10.10.03)
A/K5/561 (1.4.04)
A/K5/578 (7.12.04)
Approved Application (date of meeting)A/K5/540 (24.10.03)
